2018-11-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                              6 NOVEMBER 2018


With regards to the café the applicant advises:
     The proposal incorporates a small café of 15.88m2. The café is ancillary to the large
     kitchen facilities provided for guests and is intended to offer light food and beverage
     options for guests who are utilising the outdoor communal recreational facilities (pool,
     space sundeck, and sun lounges).
     It is intended that the café will operate every day from 7:00AM till 10:00PM. An application
     to obtain a liquor license (Commercial on Premises Subsidiary – Accommodation) will be
     applied for in due course and will be subsidiary to the accommodation use. This licence will
     provide for the entire premises to be licensed to provide for service to guests who are on
     site.
     A management and operational requirement set by Bounce to its guests is that no external
     alcohol can be consumed onsite in any public areas (pool, kitchen, outside areas).
     Bounces operational model is one that is mindful of not only adjoining properties but to
     those guests on site, so the management and control of alcohol consumption is strictly
     controlled so any perceived impacts are mitigated.
     The café is located within the centre of the site and is concealed from the street by the
     specifically sited pavilions. No external advertising for the café is proposed. The café is
     sized appropriately to cater to the hostel guests only and no provisions have been made to
     cater for external demand
An acoustic report has been submitted with the application which assesses the noise impacts
associated with the use sun deck/pool area. The methodology involves consideration of the noise
generated by 3 groups of 5 persons using this area. The report concludes that the surrounding
properties will not be unreasonably impacted by noise from the use. However, Council’s
Environmental Health Officer has identified concern with the methodology used for the report.
Considering the facility can accommodate up to 122 persons it is considered that the scale of
noise generation relied on by the report has been under estimated and does not sufficiently
reflect the potential acoustic impacts on surrounding properties. Furthermore, the report does not
address noise generation from within the building which contains bedrooms that can
accommodate up to 8 guests, communal lounge areas which can accommodate a significant
number of people and an open deck situated above the reception area. As such, the conclusions
of the report are not agreed with or supported.
Generally, the development has been designed in a manner to address potential amenity
impacts. The centrally located sun deck/communal area is surrounded by double storey built form
that faces internal to the site which will aid in containing noise. Nevertheless, given the site’s
proximity to residential uses and the inadequacy of the acoustic report, it is recommended that
conditions be included which limit the hours of the outdoor use area between 7am and 7pm and
the use of amplified music.
In accordance with the requirements of the Visitor Accommodation Code common rooms and
recreational facilities have been located at least 10 metres from land in residential zone. It is
noted that:
   a dwelling currently occupies the adjoining property at 12 Mary Street and that the lower
     level of the adjacent pavilion provides guests access to this area;
   the properties adjacent to the northern boundary are zoned Attached Housing and have
     been developed for residential purposes.
It is important that the amenity of these properties is protected. Accordingly, upon review of the
application, Council’s Environmental Health officer has recommended that the acoustic fence be
extended for the full length of the western boundary and an acoustic fence be constructed for the
full length of the northern boundary. It is recommended that treatment be provided to the building
to address noise impacts on the properties adjacent to the western and northern boundaries,
including non-openable windows and the use of acoustic double glazing. It is also recommended
that conditions be included requiring dense landscaping between the northern elevation of the

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